Category Archives: preservation

KITE’s goal with historic preservation is to uncover the original intentions and beauty hidden in each structure – whether apparant to the eye or not. We then find ways to amplify that design spirit with a combination of selective removal, and creative yet sympathetic new moves.

Whether the work involves a mid-century modern building that can not keep up with today’s needs, a neglected industrial building, or a 19th century gem in disguise, KITE’s patient process of discovery and attention to technical details help each shine. Click on the project description for each of the buildings below for the unique and sometimes surprising story behind these preservation efforts.

Wellness & Fitness Center, University of Rhode Island

The new Anna Fascitelli Fitness and Wellness Center is at the heart of the University of Rhode Island’s campus. With a bold, wood lined cantilevered entrance and glass volumes that reflect the wooded surroundings, the facility is intended to be an exciting, contemporary amenity. However it is in reality a case study of how mid-century modern buildings can be re-imagined and refreshed by using a preservation sensibility viewed through a creative lens.

As a former dining hall, the original Roger Williams Commons building was designed by Pietro Belluschi, and winner of a 1965 Progressive Architecture award and already boasted large, light, open spaces. The new design is inspired by the original building’s cantilevered structural volumes that grow from the center, and adds new volumes with a lightweight glass structure to form a new entry, lobby, and stair. The interior was opened up dramatically exposing views through the building. The interior is light-filled, open, and vibrant, and projects energy outward to the campus. Special attention was given to the original orientation to the quarry pond to the south which appeared in original renderings, but had long since become overgrown. New additions and interior spaces such as a mind-body studio were opened to face the tranquil natural scenery. KITE enlisted the help of a masonry preservationist to restore the original terra cotta walls, and added a contemporary rain-screen terra cotta tile to new walls and infill areas.

The fitness center is oriented towards undergraduate students who live on campus and is centrally located to many of the dormitories. It includes new cardio and weight training areas, studios for group classes, and expanded wellness and health offerings. KITE worked with specialists S3 Design to ensure the fitness facilities were state-of-the-art.

The project has been designed to achieve LEED-CI Silver levels and is awaiting final certification. Green aspects include features geared toward the fitness center environment, such as bottle fillers to encourage re-usable containers and avoid pre-packaged bottled water, and athletic flooring made from recycled rubber. All new heating and power systems optimize energy use, and new full glazing and exterior wall retrofits conserve energy.

Merchant’s Bank Building, 20 Westminster Street

Situated in the heart historic of Providence, when this shockingly narrow six-story masonry building was built in 1840, it was the tallest building in Providence and played a key role in the city’s maritime past. Still containing multiple bank vaults, it played an important role in the city’s history as a financial hub of New England, and is a contributing structure in the National Register Historic District. Situated on the banks of the Providence River, it took advantage of its waterside location and catered to merchants arriving with precious cargo. From structural evidence and historic photos, the top story was built after the original was constructed, and the ornamental stonework of the lower facade replicated.

After use as an office building, and home for many years to RISD Works, it was vacant for many years until a new life as upscale residences with a ground floor restaurant was undertaken. KITE helped the developers with appropriate interior layouts, details, and finishes to the interiors. The construction challenges of a tight urban site were dealt with as the decaying stonework were stabilized and new openings with wood windows crafted to match the original were created. Now completed, the mixed-use building contains the ground floor restaurant Cilantro, and high-ceilinged sophisticated apartments with unparalleled riverfront and city views.

As a recipient of State and Federal Historic Tax Credits, the project was subject to Department of the Interior standards, and also benefited from the special provisions of the RI State Rehabilitation Code. The central historic staircase was allowed to be maintained, and historic elements such as the ornate main entry were preserved.

The Dean Hotel

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557.DEAN HOTEL KITE Architects LOBBY 1

560.FAUST BAR

558.DEAN HOTEL KITE Architects STAIR

559.DEAN HOTEL KITE Architects BEDROOM

The Dean: Ribbon Cutting

555.DEAN HOTEL KITE Architects EXTERIOR

Now open for guests and earning worldwide media attention, The Dean Hotel offers a stylish and affordable home base for visitors to Providence. In collaboration with developer and interior designer ASH NYC, KITE transformed this historic property with an infamous past into a unique destination that offers a glimpse into the character of the city.

Located in Providence’s historic downtown core, the hotel includes 52 guestrooms in a range of sizes, a breathtaking restored lobby that features finishes that are newly rediscovered after generations in hiding, the biergarten-style restaurant Faust, the mysterious Madelanae Lounge, and the hit karaoke lounge Boombox. The hotel features numerous locally crafted elements and artwork as well as hand-picked vintage items.

The complete renovation left no element untouched, from its high efficiency individually controlled heating and cooling system, to completely new and luxurious bathrooms, to restoration of its historic brick exterior and windows. All new plaster, doors, flooring, lighting, bath tile, and fixtures have resulted in a building that retains its historic character yet is fresh and updated.

Curbed.com recently published a slideshow of our “before” construction photos with completed “after” images. For additional blogs and media coverage, see our news story for a growing list.

Photography by Christian Harder

Prospect Street Residence

This major renovation is the perfect illustration of how KITE’s creative yet careful approach can transform even the most challenging structure into a gem. The resulting aesthetic is clean, modern, and elegant, yet approachable and contextually appropriate for its historic College Hill neighborhood.

The original residence can be best classified as “1970’s-contemporary”. At the start of the project, views to and from the residence were mostly obscured by overgrown plantings along Prospect Street and Angell Street. A key challenge was to brighten the darkened spaces and finishes.

Renovations transformed the existing structure into a new residence that is in keeping with the quality and character of the surrounding neighborhood, while maintaining the overall modern spirit of the original residence.

Exterior renovations include new cladding and windows, and a palette of materials drawn from the surrounding college hill neighborhood. Horizontal sapele wood siding replaces the existing vertical wood siding on the major volumes of the house. The minor volume defined by the garage that faces Olive Street is stucco clad to reflect the stone textures of the existing perimeter foundation wall. The site design and interior renovations improve the visibility and access to the “front door” located at the NW corner of the house.

Inside, KITE took a similar approach by enhancing the qualities of the existing floor plan and introducing subtle changes. The new open floor plan was designed to accommodate the family’s art, book, and media collection. A dramatic new stair organizes the space of the completely open plan.

The Knickerbocker Cafe

KITE is pleased to announce they are working on the revitalization of the legendary jazz venue The Knickerbocker Cafe, and new life as a center for music education and heritage showcase. Stay tuned for more details of this exciting endeavor!

Mid-Century Modern Residence

Maintaining the overall spirit of this 1950s modern house on Providence’s East Side was KITE’s primary intent in recent renovations.

The original horizontal mahogany siding on the house was in excellent shape, but other exterior details had either been compromised or replaced over the course of the house’s history. The updating of the exterior involved research on the original design, and developing a palette of warm materials to complement the refinished mahogany siding.

The result was part restoration and part renovation, in which contemporary detailing and natural materials (copper, granite ledge stone, new steel windows) were used to highlight the latent richness of the mid-century design. The architects reconfigured the front entry area to create a smoother transition between the sidewalk and the house interior.

Inside, the architects took a similar approach by enhancing the qualities of the existing floor plan and introducing subtle changes. The new built-in woodwork in the family room was designed to accommodate the family’s art, book, and media collection. Several bedrooms were reconceived through carefully detailed millwork interventions.

All of the design changes work together to provide a better performing, fresher looking, and contemporary update to an already significant mid-century modern home.

Lippitt Hall, University of Rhode Island

Built in 1897, Lippitt Hall is one of the oldest buildings on URI’s Kingston campus and occupies a prominent position on the Olmstead designed Quadrangle. Originally constructed as an academic building and drill hall, additions and renovations over the years had compromised its grandeur. KITE was selected as the architects for the complete interior and exterior overhaul based on their ability to add new life to historic structures and technical expertise.

Involving a complete reimagining and renovation of the interior for academic programs, new spaces reveal the original timber structure and dramatic oriel windows. The building is the new home of the Department of Mathematics and the Honors Program, providing 36 faculty offices, 18 graduate student offices, and a variety of technology classrooms and collaborative learning spaces.

The historic exterior has been restored using the highest standards, including thermally improved windows, complete replacement of the slate roof, and rehabilitation of the stone and wood wall materials.

Improvements to the interior employ a light touch and reintroduce the delight of the original multi-story drill hall volume and exposed structure, as well as make the building accessible, address code deficiencies, and improve user comfort by replacing existing heating and cooling systems.

The University Club

Ten years after completing a comprehensive restoration of the historic University Club in the heart of Providence, KITE was asked to re-conceive the public rooms to enhance its appeal to a new generation.

The centerpiece of KITE’s renovation plan was an audacious excavation and restructuring of a former internal courtyard, creating a new skylit bar area and informal dining suite that is showpiece for the tradition of craft that makes Providence special, The entire concrete floor was lowered to improve circulation and gain ceiling height between the newly connected rooms. Paneled with exquisitely crafted mahogany, features of custom glass, metal, stone, tile, and woodwork from the area’s most respected artisans create a warm and inviting destination for members to relax with their guests. Large new windows were cut in the exterior walls in sympathy with adjacent historic openings to engage the beautiful adjacent Frazier Terrace, bringing light and greenery into the room. Custom wood sashes were fitted with hand-made patterned glass and bronze springs to further the elegant look.

In the main dining room, columns from the exterior were brought in as interior accents to define the space along. An overhaul of the lighting, a new central fireplace, and a built-in host station completed the transformation.

Throughout the building, careful moves were made to improve circulation and create new function rooms. Working in concert with furnishings and finishes by interior decorator Susan Symonds and thanks to the exceptional effort by contractor E.W. Burman, Jutras Woodworking, and the entire project team, the club has an invigorated new spirit.

photography by Nat Rea; watercolor by Christine West, AIA

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